Custom Homes insight

What should be decided before a major renovation starts?

How scope, drawings, approvals, selections and sequencing reduce expensive mid-project surprises.

Kepler's answer

The short answer.

Before a major renovation starts, owners should agree on the scope, priorities, budget, drawings, approvals, material selections and how the work will be sequenced. Decisions made after demolition often become change orders, procurement delays or rework.

Not every item must be purchased on day one, but the design intent and lead-time decisions should be clear enough for trades to price and coordinate the same project. Existing conditions and a sensible contingency should also be recognized before the schedule is treated as fixed.

Lock the scope and priorities

A written scope should distinguish what is being removed, retained, repaired and newly built. Coordinated architectural, structural, mechanical and electrical information gives pricing a common basis and reduces conflicts between trades.

Major structural changes, additions, plumbing relocation and changes of use may require permits or specialist input. The approval path should be confirmed before dependent work is scheduled.

Complete drawings, permits and selections

Cabinetry, appliances, plumbing fixtures, tile, flooring, lighting and specialty finishes can affect rough-ins, dimensions and delivery dates. Selecting these items early allows the team to coordinate what sits behind the finished surface.

Where final products are not selected, realistic allowances and decision deadlines should be documented so the budget and schedule still have a dependable framework.

Build a realistic construction sequence

The plan should address occupancy, temporary services, protection of retained areas, waste removal, deliveries and access for trades. These practical details can have as much impact on the schedule as the design itself.

Older homes often reveal concealed conditions after demolition. A contingency and clear approval process help the team respond without losing control of the project.

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